Planning Commission - Regular Meeting

Please all rise and join me for the pledge. I pledge allegiance to the flag of the United States of America and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all. Uh, okay. We got some Mr. Eric, would you call the RO? Member Smith here. Member Alderette here. Member Vanderhden is absent this evening. Member Hubard here.

Vice Chair Garza here. And Chairman Benedict here. Okay. Any changes to the agenda? Mr. Chairman, there are no changes to the agenda. Thank you very much. Commissioners, we have a set of minutes you wish. Chair, I'd like to make a motion. Thank you. Like to make a motion to approve the minutes of the August 7th, 2025 meeting. I second. Thank you. Uh any discussion? Seeing none, all in favor say I. I.

Any opposed? Okay. Answer approved. Okay. Good. Okay. We're at the point of our consent agenda and we have one item on the consent agenda. Um this is considered to be routine would be enacted with one motion and one roll call vote of the commission. There wouldn't be any separate discussion of this item unless a commission member or a member of the public would request so request in that event we'll pull pull it from the consent agenda and consider it in the normal sequence. So we'll have a couple people who' like to pull it. Thank you very much. Okay, since there's nothing else on our consent agenda, we'll hear that in just a moment.

Um, at this point

on the agenda is our uh public comment section. Now, this is for anything besides the the item that we will be hearing. If you have any other things that you'd like to express to the commission, um please feel free to come forward and talk to us. Okay, seeing none, close that portion and we will go to item consider a request by NRP LLC for a major site plan commons apartment homes 336 apartments uh DSA 250058. Jim, talk to us.

All right. Good evening, Mr. Mr. Chair, members of planning commission. So, as you introduced, this request in front of you tonight is for consideration of a major site plan known as Kasa Grande Commons Apartments. I'll give you a little bit of details about the request and then also the location information. So, this major site plan would be for an apartment complex that three stories in height, 40 ft tall, a total of 336 units. With the complex comes 685 parking spaces, and it sits on a 15 acre site. The excerpt of the site plan is on the screen there for you to see. As you can tell, there's a series of buildings that line primarily the perimeter of the site with u central open space amenities. It also includes an oversized clubhouse. Um the intention behind that clubhouse actually in addition to amenities for the residents, there would also be a community room. And so because of that, the site is actually slightly overparked to accommodate potential events that could be held in that meeting space. The location um is at the very end of where Prominade Parkway currently terminates. Like I mentioned, it's a 15 acre site and it would sit on the east side of Prominade Parkway. The Prominade Shopping Center sits within its own zone district known as the Kasa Grande Regional Shopping Center Planned Area Development Zone. This site is actually in a different zone district

known as the Kasa Grande Commons Planned Area Development Zone District outlined in purple. There's um the majority of it lies north of the prominade, but then there's a little orphan piece there that sits to the east off of Florence and Hosienda. This is a an aerial image of how Prominade Parkway would be extended. Basically the south third of the site um is alongside the existing portion of Prominade Parkway and then the roadway would be extended north to the boundary of the development. The Kasa Grande Commons planned area development zone district is 591 acres in total. And within that planned area development zone, it allows for a wide mixture of uses, including the entitlement to develop up to 123 acres for multifamily residential use. Otherwise, the other approved uses within that PA AD includes commercial as well as industrial land use. It's it's a wide variety of uses that are programmed within this area. This isn't the first proposal within this zone district. A couple of years ago, Prominade Village was approved. It was another um multifamily residential development. They are in currently in building permit review phase, although I don't know what their timing or schedule is, but that was for 209 units. And that's the site that I've highlighted in yellow directly off of Mission Parkway. So, this would be the second proposed development

within the P A. It would primarily get its access from the extension of Prominade Parkway. As I mentioned, Prominade would be extended to the northern boundary of the site and it would rely on the street network through the prominade shopping center initially for its trips. However, within this PA AD, it calls for a um future circulation network, including the extension of Prominade north to Cottonwood and actually beyond to Courtzson in the future as areas develop. And then there's also planned east west connections to Mission Parkway and then further north all the way to Hosianda. The site is also going to accommodate an emergency access ingress and egress at the southeast corner of the property. Um, the plans will modify the the drainage retention basin that sits directly to the south of that site to accommodate a narrow improved roadway for fire department access that basically lies behind the um shopping center there and and reaches out to Mission Parkway for an alternative um point of access for emergency purposes. When reviewing major site plans, this is the criteria that gets evaluated and the staff report goes into these in greater detail, but I just want to focus on the these highlighted ones because I think they're the most important. The first criteria that I want to talk about is conformance to the city's general plan. So, this is in a unique general plan classification. It's within an area known as large

mixeduse. There aren't very many of these throughout the city. Um, Phoenix Mart is in a large mixeduse general plan category. Um, there may be one other um towards the west side of town. I I'd have to look at our overall general plan map, but the the intention behind the large mixed use is you have to start off with a minimum number of acres. I believe you have to have at least 320 acres of property. And within this general plan category, it allows for an intense variety of uses um commercial, industrial as well as residential. Up to 50% of a large mixeduse area can be developed residentially. And of that 50% 20% can be highdensity residential up to 40 dwelling units per acre. Um this site is developing around 22 dwelling units per acre. So it's well within the general plan density objectives for um multifamily. And then the other criteria that I want to talk about is um the impact of the plan on the existing and anticipated traffic and parking and access conditions. So as I mentioned previously, this site is going to draw its access through the prominade shopping center. um initially. However, as the site as the P A continues to build and there's development both to the north of this site as well as to the west, Prominade

Parkway will be extended and ultimately there'll be some east west connections over to Mission. Um in the grand scheme of the of the review of the traffic impact, there was a traffic report prepared by Greenlight Engineering. um that was submitted with this major site plan and reviewed by the city's traffic consultant. And it found that the amount of trips that were going to be generated by this complex um would not affect the level of service of the surrounding roadways to a point where it was brought to a unacceptable level of service. Um there are capital improvement monies that have recently been directed towards um improving Cottonwood at the Mission Parkway intersection. So I don't know if that directly went into the um consideration of this traffic impact report or not, but that's just some additional information for your benefit. And this was also reviewed by um Arizona Department of Transportation because of the additional trips being placed onto Florence Boulevard, which is State Route 287 east of I 10. I forget that I write all this out and then like but there it is. At least that shows I have a good memory. Um and then the other criteria that I want to talk about is elevations. So within this planned area development zone district, there are some architectural standards for multifamily development and it also includes examples of what the multifamily development is envisioned to look like. Um, but primarily it talks about needing

to include a minimum of three architectural design elements. In the review of the elevations provided, I found that they have met the minimum of three. The applicant is in attendance tonight um to possibly address how potentially they're meeting more than these three, but the project is proposing balconies. They do have um pop outs below the windows and they do have divided light windows. Here is um a rendering of the of the proposed apartment complex. The leasing office has a mixture of materials um and colors with awnings over the windows and then the units themselves. Although it's modern style architecture, it does accommodate um balconies. There are ledges below windows and then there are a variety of colors. Regarding the public notification process, we um did engage in public notification that is within the city code requirements. As a result of the public notification efforts, I did receive several emails which have been provided to the um commission and all three of them did address um the desire to not see any additional apartment complexes in Kasa Grande. And then specifically at this location, they felt that there would be too much impact on the existing traffic network. um namely the Mission Parkway at Cottonwood intersection where the city is planning some improvements. Um I will say that in general the the city has seen a lot of apartment complexes come forward for

consideration. Um this site is going to if approved add 336 more units to to that supply. Um however just some other considerations about that. Um this is a LITC project um where they will utilize um tax credits um to affect the um to make the units eligible for residents who fall within a lower income tax um qualification. And then also in terms of area, this this contextually is probably one of the better places to contemplate multifamily being just at the very north end of the prominade. It'll add some vibrancy potentially to that shopping center. People will be directly across from the theater, some additional shopping opportunities. And this P A zone does program the extension of some other compatible uses in the future um for this development as Prominade Parkway will further be extended north to Cottonwood and beyond. So with that, staff does recommend that planning commission move to approve this major site plan subject to some conditions and technical modifications. Um the conditions are that prior to building permit issuance, the property shall be placed within its own parcel. Currently, it's floating within a larger amount of acreage. And this can either be done through a plat or a parcel split. Um but prior also the second

condition is prior to building permission uh permit issuance either a map of dedication or a plat is required to dedicate the ride ofway necessary for prominade parkway prior to the certificate of occupancy for any building said map of dedication or plat shall be approved and recorded. Now, regarding the technical modifications, they have actually since resubmitted their plans. Um, so it's potential that these four modifications have already been addressed. They're under review, but primarily it it is some deals with some cleanup items to more accurately identify drainage and the the half streetet improvements for Proomenade. and I'd be happy to answer any questions.

Commissioning question staff. Yes, sir. I have a question, Jim. Um, in regards to the traffic improvements that you mentioned at Cottonwood, could you elaborate more about that? Certainly. I I'm going I I hate doing this, but we have a better uh expert on that than myself, so I'll defer to Clark.

Yeah. Tuesday uh we public works gave a presentation to council in the study session to review a couple of options. We have done sufficient studies to know that a improvements are warranted. Uh either a signalized intersection or a roundabout is also uh been proposed as an alternative. So we had a discussion uh Tuesday night about the pros and cons of each one of those two uh alternatives. Uh, public works has been tasked with answering several questions that the council had and we're in the process of answering those questions and and hope to have them answered next week so that we can go back uh to the next council and and have another study session to to complete the presentation of information. But we will be looking at uh an improvement to uh manage the traffic and and make this situation safer.

Chairman Yes, go ahead.

Well, I think it's important to note that those so some of the questions I had were not addressed in the staff report. So, I asked staff for a copy of the TIA. Um, that capital improvement project was not referenced in the staff report. So, it felt like it was lacking in some information when it comes to transportation and circulation, but Clark and I had a discussion. um this roundabout or these improvements at this intersection have to be installed in order for this development to be at the level of service that it needs to be. So I wanted to ask Clark to make sure that the city had that on the plans of the future because it needs to be installed by the end of 26 in order for this to get to the for this TIA to be approved. So if that makes sense for everybody to understand.

Yeah. to to to complement uh what council uh Garza mentioned is it is a city CIP project. So the city will be building the improvements for that intersection. Uh it is in the CIP program for this year. So we'll go ahead and have it designed and have it built. So assuming that assuming the council approves, you said it was going back before council. We hope to get in the October October agenda again for to answer their questions.

Okay. So, assuming that council approves at that point, how long would you expect before the intersection was completed? Uh, it would fiscal year 27.

It would be consistent with what would approximately be the construction and occupancy of of this particular project. Okay, we've we've seen them build faster than that. We have also seen them take a lot longer than that. So, I kind of wonder if we're not going to have, you know, one one before we would all like to have that intersection prepared before they have occupancy. And um you know the way construction goes you got two projects that could go different timing and I don't know it's concerning there's nothing you know understanding.

Any other questions? Yes. I have one other question in regards to the traffic. I noticed that you have the entrance point off of um Florence and Mission Parkway. If I recall there's a light there. There's also one just before. That's where the Chick-fil-A and the In-N-Out Burger intersection is. That actually gets very congested on the weekends, especially as it leads to the Prominard Parkway. Are you looking to put some sort of a light there or some other sort of intersection to break up that traffic and to manage that?

There wouldn't be any other intersection added along Florence uh to And I think that's your question correctly. Well, no, not an intersection, but you have it where it actually meets, where the two actually where Prominade Way meets Prominade Parkway. Okay. All right. All right. Okay. Thank you for clarification. So, are you going to set up some sort of a stoplight there? Right now, it's just a stop sign and it's oftentimes dangerous.

Yeah. Yeah. Um, we were talking about that uh this afternoon in the office. Um yes, the answer to your question is yes. We have analyzed that intersection. It doesn't warrant a traffic signal yet at this point in time, but we did discuss an alternate means of using stop control there. Uh currently the stop control is on the entry road on uh Prominade Parkway. Uh Prominad Way, the fourlane roadway is free flow. uh typically up to a mall, the entry road is free flow and the circulatory road within the mall comes to a stop and that way as the rush of traffic from the traffic signal on Florence Boulevard flows in that there isn't that backup. uh it would tend to be a a safer situation um regarding the backup and then the turn movements that occur be in our in conflict further to the south that get into the the mall proper into the shops area. So we're looking at that. We'll probably do a quick assessment uh run some uh models to verify that it would improve the conditions. But yes, this summer um we did take a look at the subject intersection um recognizing that the traffic volumes are increasing and but we're still not at a point where a signal is is warranted.

Okay. What about pedestrian traffic as that actually builds out especially with the two projects once they're approved

the so within the frontage of the uh project that we're discussing tonight they have the the sidewalk they have the pedestrian facilities uh along the street that are required again to the intersection Prooadway and Parkway um we also talked about that it lacks crosswalks today. Uh and in one of the corners, I believe it was the northwest corner, uh one of the corners does not have um even the ramps in place and sidewalks in that corner. Um so we're going to be taking a look at that and seeing what uh needs to be done. Keep in mind that uh some of this is on private land and some of it is on on city land. So uh we are also conversation um got further into is that the appropriate ownership. So a lot of discussion is needed there before we do anything to change that condition. But we observe that installing traffic signal may be challenging because of the way the land ownership is at.

Thank you. Yep. And then how about Cottonwood Lane? I mean, there's going to be more traffic getting on to Cottonwood Lane. Are we going to be widening at all? Because it's only two It's It goes from four lanes to two lanes to one, right? It goes from four lanes to two lanes in each direction of travel to one. Yeah. To two lanes, one lane in each direction of travel. About a half mile

to the uh west of I 10. So, with regard to the long-term plans for the city, the answer that I would give you is no. There's no plans to do that. We have we have so many um needs in the city. Um there's call for interch new interchange at Courtzson off of I 10. There's an almost an immediate need for improvements to the I 10 McCartney Road interchange. and uh the ADOT recently approved a project to improve the interchange with Panel Avenue and I 10. So there's a lot going on and there's a lot of demand building up. Uh the city is investing a lot of money in McCartney Road to make that a four-lane all the way to I 10 and the existing two-lane roadway is already using most of the safe capacity of the interchange at I 10 and McCartney. So, as we fourlane that road, there'll be pressure to do that. Um, you know, we're we're putting a strategy together to try and get ADOT to get involved, uh, to assist us with some improvements there. Um, so, a lot going on, but everything that you're observing, uh, we recognize and and are working towards a solution.

Okay. Okay. Any other questions for staff? I have another question. Where are we at on the um the 2030 plan? I know we used to have like housing study, pardon me, the housing study. The housing study and like where are we on apartments and housing? Are we to fruition? I know we should be close on how many apartments, everything. So, we're wrapping up the housing study. Um we just reviewed the the last draft. We had a few more comments uh for them. So I anticipate that'll go before council before the end of the year.

So where were we a year ago? Were we in excess? Yeah. Or were we needing multif family? the the number of housing apartment units. You know, for years there were none constructed in Kagground and so we've seen a large influx because of the market demand for apartments. The housing study is identifying that it will take some time for the market to catch up with the number of um multif family units that are being proposed. I believe they have a time frame of six years once they're once they're constructed.

Okay. I just because Paul gave us a report and I could have sworn we were pretty close at like six, eight months ago on apartment complex, not on 55 plus, but on apartment complexes per se. Well, and for clarification, so there I think we're talking about two studies. The first one a year ago, a year and a half, was an in-house study that was done where we looked at all of the land that was entitled for multifamily.

And of that land, what was currently being processed for major site plan approval? And then of that, how many of those were actually coming off the ground?

Right. And so you're right, we we did arrive at the conclusion that we meet the supply um for multifamily, but we we recognized that there were probably some areas that would still be underserved and that would be for the 55 and up segment of the population. And then certain areas of town such as downtown where there's kind of the expectancy for a mixture of of residential right next to commercial etc. Um but then the more recent study is one that we've actually contracted with a consultancy to look very closely at the numbers with respect to

the goal of providing affordable housing and what would have to be accommodated to meet those objectives. And so I think that the conclusion of that's going to be more refined in terms of what where we're at with the total number. And that one's six months out. You said the approval of or the presentation of that before Yeah. Well, it'll be completed before the end of the year. So, in in general, staff is currently not supportive of zone changes for more multif family, but this is not the case. This is already an entitled project within that P A. Okay. Um, but staff is supportive of low-income housing like this, LITC.

No. um and strategically place housing as Jim mentioned, maybe near our downtown, near large commercial areas where it could use some more foot traffic to support that uh to support the retail in that area. Um live type projects. No, I agree. We do need more affordable housing, you know, for our residents and everything. So, you know, it's true. So the the call it the the Paul Tai study, you know, would this have been counted or is this going to be on top of the numbers that we saw on that study?

We did count it um on one of the studies in terms of entitled property because this had been entitled back in 2022. Yeah, that I guess was my

was my thought that this would have been part of that number that we had seen in there that was Yeah. Okay. Any other questions for staff? Okay. Seeing none, uh would the applicant or their representative like to address the commission, please? Please give us your name and address for the record. Yeah, I'm Austin Kates with the NRP Group, uh, vice president of development with the NRP group, um, for the state of Arizona. So, commissioners, I appreciate everyone's time this evening to, uh, consider the cost of Grand Commons apartment project. Um, I thought Jim did a very detailed and good job. So, I'll try not to be too repetitive here. Um, and I'll kind of touch on, you know, why we like this opportunity, what brought us to this opportunity, and why we think it's a um, going to be a value ad for the city of Kasa Grand and contribute to a lot of public benefit for the city. So, just quickly highlighting, I know Jim mentioned 336 units, threetory garden style product, uh, parked over two point stalls per unit, so ample parking for the residents. Um, you know, one element that Jim touched on was our inclusion of a community room. So, we're envisioning this as a 2,000 square foot space in our clubhouse to serve the community. Um, you know, we've talked to, uh, and considered, you know, having United Way, a nonprofit, operate out of there. We've, um, are working on scheduling with CAC to use that as a, you know, after school tutoring space. Also trying to get in touch with Sunlife, the new hospital there, to see if there's any programs that we could include in the space. And um you know, we're still going through the vetting process of what's going to be the best fit for the project. But those are the some of the um you know, tenants or um occupants we're looking to include with our project to create some public good

for the community. Um given that we have the space available to uh to do so. Uh I think you know all of your considerations and concerns for the project are valid. I think our project does offer something unique relative to a lot of the existing supply. Uh in the city of Kasa Grand, for example, we're offering ones, twos, threes, and fourbedroom units. So, as the cost of living has increased substantially over the past couple years, uh and specifically for for families, uh to be able to offer rentrestricted apartments, um for larger families, you know, with our fourbedroom uh units, we feel like uh we're we're serving an underserved uh element of the Kasa Grand community as well as our ones, twos, and threes, which you know can cater to the elderly, can cater to students, can cater to individuals um and crosses a wide spectrum of Kasa Grand residents that we can serve. Um, and then, you know, in addition to the community room, we've got other amenities that current projects don't currently have in town. Um, going down the list, you know, we've got your typical gym and pool, but we have a soccer field, we have a volleyball court, we have a playground, we have, you know, we're creating a ecosystem uh within, you know, the Prominade and Kasa Grand Commons PA AD that uh doesn't currently exist. There's no apartments east of I 10. So we'll offer residents, you know, access to if their jobs are elsewhere in Pino County or even Maricopa or Pima County, you know, they can call home, they can call our project home base, uh, and have, you know, walkable to the movie theater, walkable to restaurants, walkable, um, to commercial shopping, um, that doesn't really currently exist in a, you know, more suburban city like like Kasakrand. Um, you know, we've had substantial communications with Lamar Companies, who's the owner of the commercial center, the Prominade Parkway. They're extremely supportive and we worked with them to get an easement um to have our

fire access lane um through their property. They're, you know, praying and hoping that we get our project through because, you know, having more rooftops east side of the 10 with residents that have walkability to their commercial, um, facilities, you know, 100 thousands of square feet will bode well for existing tenant base as well as a recruitment of additional and higherend tenants at the prominade. So, um, you know, we let's move forward. We originally, let's see, come on. Is it easier for me to move it?

Yeah. Yeah, I got the click down now. Um, you know, we were originally drawn to this site because of its proximity to commercial and because of its proximity to, you know, access on Interstate 10. You can see through the list here, it's got a robust list of commercial options for future residents. And, you know, as I've kind of harped on, the walkability just is isn't something that's all too frequent even in, you know, the Phoenix MSA. So to offer that for residents here in Kasa Grand I think will be very wellreceived especially with you know two, three and fourbedroom units where families have you know families and children and you know they can go to with them to a movie and walk and not have to worry about getting everyone in the car or you know getting on the bus. So we feel like we're creating a um you know healthy and balanced ecosystem for residents that choose to live at our property. And then, you know, while we've seen apartments uh new a lot of new construction apartments in the city of Kasa Grand, you know, early in our assessment of the health of the Kasa Grand market from a housing supply standpoint and the supply demand fundamentals that exist. Um, you know, these statistics available on the city of Kasa Grand's website were one of the reasons and really selling points to our internal team of, you know, this is a a community that's growing rapidly, a county that's growing rapidly, and the only way to attract new businesses and to, uh, you know, prevent substantial cost of living, uh, growth and preserve affordability is to offer essential housing and meet the demands of the community. So, while there may be short-term supply, the long-term fundamentals um prove that there's um you know going to be demand and is existing demand and future demand for additional housing and specifically lit housing which we're providing to residents making 60% of AMI or below. So, you know, not to read off the slide here, but uh you know, Penal County saw

24 new companies bringing 12,000 new jobs and a capital investment of 33.6 six billion. You know, that was just through 2024. In years 2020, you know, through 2024 and through 2025, you see continuous job announcements of companies relocating to relocating or expanding to Kasa Grand. And that's the continued demand that we're trying to meet by building housing now. That's ultimately going to be delivering in 20 in late 27 or even 2028. So, we're really catering to the future demand of the city. Go. quickly as you know I included these aerials. I know Jim had these in his presentation, so I'll move move quickly here, but we've gone with a, you know, desert modern architecture with natural natural colors that um jive well with the prominade's existing aesthetic. And um like I mentioned, uh substantial and ample open space and community space for 336 units. Um, and you know, which equates to even even more residents that will get to benefit from a, you know, uh, ecosystem that promotes health, healthy living, affordable living, uh, and accessibility to, um, you know, commercial options at the prominade and and elsewhere in the city. So, with that, I'll open the floor to to any questions.

Commissioners, questions for the applicant. I have a question. a couple. Um, this is a nice development. I think it looks really great. Uh, typically in many large cities like a Chandler or Scottdale, that's usually a luxury apartment complex of some kind. So, those individuals are typically easy. They have their own transportation. This is sort of aiming towards a population of a low income, right? Did you consider at the time the lack of public transportation running there from the prominade or to grocery stores or any grocery stores in the area because as it's built right now, it's sort of on a in a food desert.

Yep. 100% agree. And we've actually met with uh Mayor Fitzgiven um and discussed this topic specifically. um she was supportive of extending the bus that goes along Florence Boulevard to our property such that residents can commute you know to you know any and all establishments along Florence Boulevard. So, a very fair consideration and that's something that we hope we can accomplish is extending the route to um to our project and through the prominent hut and I believe there's an ondemand service within the city of Kas Grand as well from a from a bus system that we discussed as well would be a great re resource whether it's you know a scheduled service even though it's on demand if we can have a scheduled service for residents in the morning that are looking to commute into town. Um, those are some of the items we discussed with the mayor.

And then I figured you'd probably banking on the target opening before you guys would love to. Yeah. Okay. Um, but hopefully we can hopefully our project will help you know help them get there. Yeah. Um, what what is your guys' timeline looking like?

Yep. So, we're looking to start construction on this in about Q3, end of Q3 2026. So, call it September. uh would be our timeline to start construction perhaps between July and September and first unit delivery would likely then be at the end of 2027 and then you know a continued delivery of buildings thereafter such that our final certificate of occupancy would likely be Q2 2028. Thank you. So it sounds like Cottonwood and mission is going to be completed by the time you guys are looking at Yes. I I I arrived at that conclusion as as he was talking about that.

Okay, sounds great. And do you have any other apartment complex like this? Nationally, yes. Um in Arizona, we have smaller um uh projects that we built in the early 2000s. Okay.

Um nationally, NRP is one of the largest affordable housing developers. We're actually probably the largest developer that does both luxury and affordable housing. We've developed over 60,000 units nationally. Um, and we're one of the handful of companies that do both. And so we try to bring our luxury expertise into affordable housing. And you can see these buildings, the amenities. We're mindful in the product that we're delivering. We're also vertically integrated. So we're a general contractor, we're the developer, we're the general contractor, and we're the property manager. So um for a project like this you know we'll build it ourselves. The NRP contractors will be the contractors. So we get to manage the execution to ensure that our vision and execution our execution is in line with our vision and then we're the property manager. So um our expectation for a project like this is we'll own it for about 15 years. So we really get to see the vision all the way through from you know first occupancy for you know 15 at least 15 years thereafter. And do you know what like a onebedroom would rent for?

Uh yes it will be about don't quote me on this around 1300 I believe 1,200 and then what would be a fourbedroom a fourbedroom I closer to 1,800 7700 I believe. Okay. So, basically everything would be like 1,800 and below. Yes. Okay. Other questions? All right. Very good. Thank you. Yeah. Appreciate appreciate that.

So, now I'd like to open the public portion of the meeting for this uh issue. Anybody from the public that would like to address it, please come forward. Please give us your name and address for the record and uh try to keep your comments within we'll give everybody three minutes and uh hopefully there won't be too much repetition of the same same comments that somebody before you has and and and of course if it's your concern we'd like to hear it but let's not take too long. You have three minutes. Let's try to stick to it if you can. Thank you sir. Thank you. Um, I I have Thank you for coming visiting with us tonight. Um, I have a question. According to the newspaper,

for the record, oh, I'm Name and address, please. 1247 North Hosienda. Thank you, sir. Um, according to the paper, um, this community is relying on an lowinccome housing tax credit for financing. Is that the case? Yes. Okay. And is that is that but since we've had a lot of cut f cut cut in fundings lately is that an issue? No it's through the tax credit.

Mr. Chair if she can ask her questions and then them be answered. microphone. Okay. All right. Yeah. So, so if you could ask the question, we'll try to take note of it. Got it. And then we'll try to get it get those questions addressed. Okay. Sounds good. After. Okay. All right. Thank you. Oh, that's it. That's it. All right.

Anybody else like to address this issue? Yes.

My name is Maryanne Remedy. I live in the Mission Royale active adult community. The address is 2396 East Hancock Trail. I've been a full-time resident here since 2013. And first off, I would like to thank you all for the job that you do because I know it's not easy and I' I've spoken with Jim before years ago uh with the Sam's Club situation and everything. First off, um I'd like to say that I think we have probably far too many apartment complexes going up right now in Kasa Grande. If you look, and I have done my research at most of them, Mesa Vista, Agavei, Tiarara Point, there are new ones being built on O'Neal Drive, on TLE, um Desert Sands, Salano, which is the luxury thing. All of them are begging for tenants. two months free rent and amenities to boot. In my daughter's apartment complex, which is to your point, they currently have 30 vacant units available right now. And that's pretty much the case at all of these places. And I think that another lowincome complex where it's going to be located is a bad idea at this point in time. What I am really, really concerned about is the traffic situation. As I said, I'm a full-time resident. I see what goes on on Florence and Mission Parkway and the Prominade Way, but especially at Mission Parkway and Cottonwood. And I'm gonna tell you, all of those agricultural trucks that just fly down Cottonwood and you're talking three and four bedroomedroom apartments with a lot of kids, what's going to happen when we have school buses that got that have to pick those kids up because those

residents are low income. Many of them may not have cars. And it's a very good point about how are they going to get to a grocery store. It's a pretty, you know, it's it's about four miles for me to get to Fries on Florence Boulevard. I just I I can't see that it's going to be a good situation whatsoever. And when you were talking about your rent, okay, my daughter pays under 1,400 and it's not a lowincome complex. So, what kind of clientele are we going to get? We already have a number of of complexes in the city that were built that are low income. Again, Agave House is up and running. They have a lot of vacancy. There's city center. There's courtyard. Okay. There's a multitude of things. Mesa Vista. All of those. Do we really need one more right now? I was here in 2022 when it was first proposed, and we were under the impression that it was going to be more luxury apartments, probably catering to the clientele that are

Sorry. Are you good? No, you're fine. That's Am I okay? Well, if it's very short, I'll try. Okay. Catering to the clientele that are out there, which are retired people. And this is the one thing that I would like to say that I'm I'm disappointed about. That wasn't the idea. Yeah. Is the lack of notice of publication.

We have 1300 homes in Mission Active Adult. Anytime you drive down on our trash pickup day, you can tell right now that probably 85% of those people aren't there right now. They may be full-time residents. Many of them are not, but they're not here in the summer. Those notices went out in August. Most of those people, I wasn't here when the first notice went out. I just found out. So, I guess what I'd like to say to you all is if you're really going to consider this, can you at least wait till most of that community gets back so they can have a voice and know what's really going on because I don't think it's fair.

Very good. Thank you. Thank you.

Anybody else like to address this issue? Hello, I'm Cammy Reese, but I'm here for my mother. She lives on 1101 North Hosienda Road. She just had surgery, so she's like, "Please go represent me." And um so she lives right on, you know, Hosianda, which is one of the right by Cottonwood. It parallels with parallels with mission. Tell me the world in a way where she lives. But but yeah, you know, we just worry about the abandonment, right? You build these buildings and then no one relies on them. She looks at Phoenix Mart that's over here that it's completely abandoned. You know, you have lots of areas, the prominade, lots of empty buildings. Like we don't want apartments taking up space and then have them empty. I love that. Um the lady before us just talked about there's a lot of room in Cassagrand. There's a lot of buildings that aren't filled. Let's use those first before we add more building. Um, you know, the low income, everybody does need a place to live, but Target closed down because of all the shoplifting. Like, we do want people to move in, but we also want nice areas and people that will build up that community, that prominade. So, I just think about things and make sure we're doing the right thing. So,

thank you. Anybody else like to address this issue? Okay. All right. Um, seeing none, I'll close the public portion of the meeting and I'd like to call the U applicant up again, please. Now, can you answer the question about LIT? I think I believe the description would be LITC funding.

Yes. I um you know I guess via you know in today's news and recent bills passed there's been I think um you know acknowledgement of funding cut for specific programs and specifically for lit you know and specifically in the big beautiful bill they identified housing as a you know critical need and element um and so there were there was legislation included in um in the big beautiful bill that doesn't directly impact funding but creates actually an easier path to build more affordable housing becoming less restrictive. So, um, to answer your question specifically, there wasn't, um, specific funding related to the project that we're trying to build that was cut that would disable it from proceeding or having resources available us to available to us to uh, proceed or execute on the project. And um rather for the specific program that we're pursuing and um utilizing to build this there were um there was legislation adjusted in the bill um to actually uh have a um not easier but um less restrictive um path towards accessing the resources available um both federally and at the local level. A long- winded answer, but

so while we got you here, and I didn't ask this earlier, but um one of the things that has come up in some of our other meetings and um I think is I don't know important to me, I guess. Um uh the styling of this building um I call it almost brutalist. Um it's pretty, you know, it's very modern and and you're in a um the southwest. um any consideration to having a little bit I mean th you know this type of building could go anywhere and and and I it really reminds me one of the things that I is is what I saw in in Bratz Lava about 30 years ago and uh this styling and so for me personally it hits me hard. Um, but I just wanted to hear your comments about describe for me the process or not the whole process.

Yeah. You

have any comments to go along with the styling? Yeah, I mean um you know we hire a design team, an architect for the project and specifically we've hired Built Form and I know they have you know 25 years of experience in the desert southwest and um you know we've pursued a design that fits within the requirements of the PA AD and the descriptive elements of the PA AD. So that's really what's guided um our approach to design to uh you know up to this date is you know figure what figure out what our box is with the P A requirements and you know have our experienced architect design a building that we think looks looks pretty sharp. um you know whether it's your your preferred style of architecture um I'll leave that to you but uh but we we personally thought the the outcome that they've provided and presented here um number one checks you know meets the expectations of the pad as well as the city code um as well as you know is generally been an architect that's produced product that's been wellreceived in the marketplace.

Gotcha. Okay. I appreciate that comment. Don't particularly like it, but How about the soccer field? I think the soccer field's awesome. Particularly like it. Don't particularly like it, but I I hear what you're saying and and I very much appreciate that that you know that your your stated goal there was to you know the guidelines that we have presented to you. Yeah. From day one. you know, so that's that's um you know, I gota argue with everybody else when that basically what that comes down to about our guidelines. So, thank you. Appreciate that. Um anything else for him? Okay. Thank you very much. Appreciate that.

Um staff, any comments that you'd like to make about not the notification process? you want to expound on that any or so we did do um mailings of postcards beyond the 300 foot actually our code states 200 feet but we we did it to a 500 foot notification.

Thank you. um as well as publication in the Kas Grande dispatch which I think is what generate in this instance I think that's what generated the most of the um attention um but I'd be happy to answer any questions about that you need more specifics no I just um you know just wanted to kind of address the concerns that that had been expressed we do we do see you did provide us Um I don't remember how many several emails here. Um so there's so there is some you know there's some responses and I just just appreciate that part. All right.

Yep.

I I was just going to say I I we do frequently hear that concern about just not knowing about it or um not being available for the beating. We are working at creating a place on the website that will have all of the developments that are being proposed on a map available for public comment. And then also it'll be helpful because there'll be a more um known way of how to contact someone about it because I think sometimes that people might know of something or they or they they've heard something but they don't know who to reach out to. So I think once we get that up on the website that will really help direct people to the right place and give them the right information.

Okay. Very good. Okay. Commissioners, I think we're at the point it's back to us. Okay. Talk to us. I just want to say, yeah,

I think this is a great project, especially with the location. It's in the mall right now. I think again, I've lived here my entire life, so since 1997. Uh, so I've seen that mall develop into a mall. It used to not be anything. And so also seeing the Target go in and then leave and the Best Buy go in and then leave and the Sports Authority go in and then just completely destroy as a company. Um but that seeing all of that happen in this mall, uh it's kind of been disheartening as a resident because it it shows that there's just not that demand for some of these larger tenants. And I would love to see those larger tenants in this mall. Um, and I think the best way for that demand to be created is through putting housing near it. Uh, making it much more attractive for those tenants because I mean, when you're doing an indoor market on a Saturday in one of your largest spaces, you're struggling to to gain those tenants. And so, I think when we have those spaces that we also hear from residents all the time clamoring for more commercial services, we have the spaces for them, but we just don't have the ability to attract those people. And so, This is one of those projects that if we support it, we can help attract those people to our mall and provide more of those commercial services uh and and different commercial services that many people are are hoping and and wishing are coming to Cass Grand. Uh so that's where I I really see the the vision with putting this this type of project in the mall uh and in the area especially and and making that architecturally fit with the rest of the mall. I don't think it would make much sense to to go and put a red tile clay roof on this project because it would kind of stick out like a sore thumb considering the rest of the the uh the development that happens here.

You and I disagree. Um but yeah, so I I do think it's a great project and I I know the concerns that are out there. Uh it sounds like the city is very aware of those and are and is working towards making sure that this project once it does go online uh that that traffic is safe. And so I I think this is a great project and fully supportive of it. Very good. Um Mark, can I I don't want to get too far out of order, but I had another question for the the the applicant. Be okay to call him back up. Yeah, you're Yeah, you're free.

Thank you very much. If you'd be all right. Yeah, if you'd be so kind. Um uh there was some comments about uh basically the the the market volume. Um you know that we've got we've got a whole lot of apartments that that aren't filled. Can you can you expound quickly on your analysis your company's analysis of that and any comments about that quickly?

Yeah. Um, you know, our our main competitor that exists today is Agave House, which, you know, has experienced its lease up and is, you know, last I checked, 100% occupied. So, for us, that proves out demand that um, you know, while there is existing supply and it it it was a competitive process to get there, they're 100% occupied. And now, you know, there needs to be somewhere else for new residents that locate to Kasa Grand to live or, you know, residents that want to sell their home. and um you know move to an apartment and you know the growth of Kasa Grand isn't stopping. I think you know we look at as much as we look at supply we also have to look at demand and future demand and you know I'm sure you can't look back to a year where cost of grant hasn't grown by uh you know a th00and 2,000 3,000 people and I all projections show that that growth is going to continue to to occur and you see that in the jobs that are relocating to Kasa Grand so um you know low interest rates provided and it created an environment that in um uh allowed for a lot of devel uh development to occur and we're seeing those buildings come to fruition now and that's why there's kind of the supply shock, but long term we believe that that's going to become much more balanced and healthy environment and um you know ultimately like the demand's going to continue to keep pace with supply especially in a more controlled supply environment that should um you know be for the years to come given the higher interest rate environment and challenging development environment that exists today.

All right, thank you. Appreciate that. Okay, I'm back. We're back to you, Commissioner. What's your Where are we on? Where we at? Any comment? Let's I'd like to make a motion. Thank you, sir. I'd like to make a motion to approve the major site plan DSA 250058. Okay. Motion to approve. Do I hear a second? Second. Okay. Any discussion on the motion? Just to confirm, I wasn't

with the conditions obviously. Just assuming I didn't hear you say it, so I just with the conditions. Okay. And the second with condition. Very good. Yes.

No discussion on the motion. Yeah. I'm just uh I'm struggling with this one. This has got two strikes for me as far as the infra the existing infrastructure doesn't support the situation. The roundabout is great, but you have a problem at the intersection of Prominade Way and Prominade Parkway that isn't funded, isn't designed, and it 70% of this traffic is coming from Florence Boulevard. So, that bothers me because today it's a problem. It's a sight distance problem for folks to be be able to make that left turn. So, that's one thing. And the second thing I already forgot because oh the housing study I don't I don't want to prove I don't want to prove everything. We have a supply that needs to be filled and we have enough at this moment. So that's where I'm at.

Okay. I'm the same. I want to see the the housing supply. Okay. you guys any I gave my comments. I just feel we just need a little bit more information before we can make this decision. Okay. Yeah. Might be a concern again is is the traffic is managing not only the the car traffic but the pedestrian traffic. table city council decides

we can table it. You're going to have to get somebody to withdraw their motions. So, and I don't know you know what if that's that's okay. Y okay. Okay. More discussion going to be hearing? None. Please call the role. Member Smith. No. Member Alderette. I. Member Hubard. No. Vice Chair Garza. No. Chairman Benedict.

Well, good. I'm not the last vote. Um, yeah. I I guess I have the the ch the cross challenge with my friend over here about um you know the this uh this design is and um concerned about the traffic. We're always going to be playing catchup as we as we continue to grow. Um so um I guess I'd vote yes. This is your property. You should deal with it. You followed our guidelines. You followed our rules. should be able to do what you want, but the votes three to two, so the motion fails.

Okay. Next, uh, reports from the planning director. I think that's where I'm at. Thank you, Mr. Chair, members of the commission. Um, so the code revisions that you recommended to council for approval will go before council their first meeting in October. And you have two meetings in October. your normal meeting on October 2nd and your there will be a second meeting for a major plan major general plan amendment and we pretty sure it's October 16th but I didn't put it on my calendar yet. Oh, we're pretty sure we don't we don't know for sure what the date is. Pretty sure. Yeah, Jim's more sure than I am, but that's I'll put it on and I won't be there for either one of them. Uh

yeah. Okay. Tell me if it's going to be different. That's all. We'll let you know if it's okay. And that's all I have, Mr. Chair. Thank you. All right. Does when does the uh when does the public involvement plan go before the city council? The first meeting in October. Oh, okay. Okay. Sure to watch that one. Okay. Should go give your Okay. Um where we at? You have monthly reports. I hear a motion to adjurnn. Okay. Second. Second. All in favor say I. I. We are ajourned.